|
What is an easement?
An easement is a limited right to use the land for specific purposes. In this case, Williams will compensate the landowner for an easement to construct, operate and maintain an underground pipeline (and, in limited cases, above-ground equipment related to the pipeline such as valves, pipeline markers, and cathodic protection sites).
It is important to note that an easement does not transfer title of the land to Williams; it merely grants the right to use the land for the specific purposes stated above. The landowner retains ownership of the land and use of the surface with limited restrictions. Once construction is complete the landowner may farm, plant or otherwise use the surface, with the exception that no trees may be planted and no permanent structures may be constructed within the right-of-way.
Back to top
What size will the easement be?
The amount of land required for the easement will vary on each tract of land depending on a number of factors. A Williams land agent will discuss the land requirements with the landowner during the easement negotiations. Typically, a 50-foot wide easement is required for operation and maintenance of the pipeline. The total width of the construction workspace will vary depending on such factors as slope, soil conditions and regulatory requirements. Generally, approximately 85 to 125 feet of workspace will be required to construct the pipeline. In certain locations, a portion of the workspace may overlap the existing right-of-way. All temporary workspace will revert to the landowner upon completion of construction.
Back to top
How will the value of the easement be determined?
Easement values are determined in much the same way that all property values are determined. An assessment of the easement area's fair market value will be determined, generally by an independent appraiser, considering such factors as length, width, existing use and comparable land sales in the area. Impact to the remaining property may also be considered. This information will be shared with the landowner and fair compensation will be offered based on the above criteria. We encourage the landowner to provide any other relevant information that may be considered in establishing a fair market value.
In addition to the value of the easement, the landowner will be compensated for any damages to your property during construction. Such damages may include loss of crop, timber, pasture, landscape features or use. Settlement of damages may occur before or after pipeline construction (or both) at the landowner's discretion. Damage to fences, gates, roads, drainage, etc., will be repaired prior to the contractor leaving the site. The landowner will be asked to acknowledge completion of restoration activities and sign a damage release following construction.
Back to top
What will the presence of the pipeline do to my property values?
Historically speaking, natural gas pipeline easements have had little or no affect on property values.
Back to top
What if I don't want the pipeline on my land? Can you take my land?
This is always a very sensitive issue and we assure you that it is not our desire or intent to obtain an easement from the landowner through the right of eminent domain, often referred to as "condemnation." Do we have the right to condemn for an easement? Generally, once the Federal Energy Regulatory Commission issues a Certificate of Public Convenience and Necessity for a project, the company may, by virtue of the authority granted in the Natural Gas Act, seek authority from the court to obtain the limited rights necessary to construct, operate and maintain a pipeline.
Contrary to the condemnation process that the landowner might experience for a highway, park or other public structure, your land would not be "taken" from you. The courts would merely grant the right for Williams to construct, operate and maintain the pipeline. The landowner would retain ownership and surface rights of the land as if an easement was granted. The courts would determine fair market value, again based on the accepted appraisal practices discussed above.
Back to top
Why did you have to choose my land for the pipeline?
The process of siting a natural gas pipeline is comprised of many variables. Federal regulations require that the pipeline company conduct numerous studies and analyze a number of alternatives before filing an application. Companies are strongly encouraged to consider routes along existing rights-of-way, roadways and other utility corridors.
Back to top
When will this pipeline be constructed?
The facilities proposed are scheduled to be in-service by November 2007. Subject to the receipt of necessary regulatory approvals, pipeline construction should begin in May 2007.
Back to top
Will I be notified before construction begins?
Williams’ representatives will advise you of the construction start date as far in advance as possible. This will allow you to schedule farming or other activities in ways that minimize problems for both parties. However, the availability of equipment, weather, labor and other factors can be unpredictable and might affect the actual start date. We will use our best efforts to keep you informed.
Back to top
How long will this "spread" be on my land?
Unfortunately, that's difficult to predict. If everything is working like it should you should see a steady stream of crews back to back. However, depending on many variables including weather, pipe delivery, trench conditions, etc., each crew may not be able to work at the same speed as the previous crew. Let's say the surface of the land is flat and mostly free of brush, trees and structures. The clearing crew may get several miles a day of progress. However, if the subsurface (the trenchline) is full of hard rock, the trenching crew will be slowed considerably. It's also possible for weather to add distance between the crews. It is in our best interest to keep the spread moving and we will have inspectors with each crew to monitor progress. Adjustments will be made as necessary, but disturbance across your land, from clearing to clean-up, could continue intermittently for a couple of months.
Back to top
Am I going to see bulldozers and pick-up trucks driving all over my land?
All construction activities will be restricted to the right-of-way and temporary workspace areas granted during the negotiations. Only those roads agreed to in advance will be used by the construction crews.
Back to top
How will the pipeline affect land drainage?
The right-of-way will be graded after construction to allow normal water drainage. All drainages will be returned to their original patterns. The right-of-way may be terraced, seeded, mulched or otherwise stabilized to prevent erosion.
Back to top
What precautions will be taken to prevent the subsoil from mixing with the topsoil?
Topsoil will be excavated and segregated into separate stockpiles to allow for the re-establishment of the original soil profile. In agricultural fields, hayfields or other fields used for crops, the top 12 inches of topsoil will be segregated into a separate stockpile. In places that have less than 12 inches, all of the topsoil will be removed and stored separately. Once construction is complete, the subsoil will be placed into the trench first, followed by the topsoil.
Back to top
What do I do if I find you've broken my water line or cut my cable or telephone line?
You will be provided with the names and numbers of Williams’ personnel that you can contact in the event of such a mishap. It's rare but not impossible. Be sure you point out the location of any underground utilities or structures to your land agent prior to construction to minimize the potential for disruption. We would prefer that you deal directly with a Williams’ employee and not the contractor doing the construction if possible.
Back to top
When you're finished with construction, what restrictions will I have on the use of the right-of-way?
You may return to normal surface uses of the land with limited restrictions. However, any digging, even for fencing, vegetation or drainage is prohibited without first contacting the local One-Call system or a Williams representative. No trees may be planted on the right-of-way. This is to maintain a clear aerial surveillance of the right-of-way as well as to prevent tree roots from damaging the pipeline coating. For more information on these restrictions, contact a Williams representative.
Back to top
I'd like to get some gas from this pipeline. How do I do that?
This pipeline is used for transporting natural gas to market areas where it can be distributed by local distribution companies or used as fuel in power generation facilities. Contact your local gas utility company to ask about natural gas service.
Back to top |
FAQs
opens in a new window 
